Board of Supervisors Meeting Date:


Louie L. and Shirley D. Walker, Owners

B.F. Stephens Excavating, LLC, Applicant


January 13, 2005

Staff Lead:



Charles A. Floyd, Senior Planner

Community Development


Magisterial District:








A Resolution to Approve Breezy Knoll Subdivision: Preliminary Plat PPLT05-SC-006 and Associated Subdivision Ordinance Waivers


Topic Description:


The applicant is seeking Preliminary Plat approval to divide approximately 10.5 acres into six (6) single-family residential lots ranging in size from ±1.04 to ±2.35 acres.  A copy of the Preliminary Plat is attached.  The applicant is also seeking a waiver of Section 5-8 of the Fauquier County Subdivision Ordinance (cul-de-sac length).  The maximum cul-de-sac length as defined in the Subdivision Ordinance is 700 feet.  The applicant is proposing a cul-de-sac of ±940 feet, and the statement of justification is attached. 


The proposed subdivision is located in the New Baltimore Service District of the Fauquier County Comprehensive Plan.  Pursuant to the Fauquier County Code, any subdivision that is located within 300 feet of an approved public water supply shall connect to that system.  This subdivision was originally designed with wells on each lot, but the applicant has  now submitted a revision showing a connection to said water supply through the adjoining subdivision Governor’s Ridge.  The subdivision is outside the designated sewer service area of the New Baltimore Service District, so it will be developed with individual drainfields.


The Governor’s Ridge waterline does not currently meet the minimum standards for fire flow as outlined by the Office of Emergency Services and the Fauquier County Subdivision Ordinance.  Since Breezy Knoll will be connected to this system, it cannot meet the requirement as well.  However, Breezy Knoll will be designed to accommodate adequate fire flow when the necessary offsite improvements are completed.  The applicant is therefore requesting a waiver of Subdivision Ordinance Section 4-15 at this time to proceed with the development.  The applicant’s waiver request can be found attached.


During its deliberation, the Planning Commission reached an agreement with the applicant to extend the cul-de-sac to allow for a future inter-parcel connection to the west.  The design of this inter-parcel connection will be finalized during the Final Construction Plan review.  If this future road connection is made, the length waiver is no longer necessary.  However, if the inter-parcel connection cannot be made for engineering reasons, the Planning Commission did recommend approval of the waiver on December 8, 2004.


Staff recommends that the Board of Supervisors waive Section 4-15 of the Subdivision Ordinance (Fire Flow) due to the lack of fire flow currently in Governor’s Ridge.  If the applicant is required to meet the fire flow requirement it would require major offsite improvements to waterlines that are not feasible for a small subdivision of six (6) lots.  Per WSA comments, the Breezy Knoll water system will be designed to handle the fire flow once the necessary private development offsite improvements are WSA approved and constructed, so therefore staff recommends the waiver as requested.


The parcel is approximately 10.5 acres zoned Residential-1 (R-1).  All adjacent properties to the north, south and east are also zoned Residential-1 (R-1), with properties across Route 29 to the west zoned Rural Agriculture (RA).


Section 9-7 of the Subdivision Ordinance requires that "…all preliminary plats approved by the Planning Commission shall be referred to the Board of Supervisors at its next regularly scheduled meeting…If the Board takes no action on the preliminary plat referral, the preliminary plat shall be deemed approved in accordance with the actions of the Planning Commission."


Requested Action of the Board of Supervisors:


Consider adoption of the attached resolution.


Planning Commission Action:


On December 8, 2004, the Planning Commission voted to approve the Breezy Knoll Preliminary Plat, subject to the conditions noted below:


1.      The Final Plat shall be in general conformance with the Preliminary Plat entitled "Breezy Knoll Subdivision" dated July 7, 2004, signed by Timothy W. Vaughan on 11-12-04 and received in the Planning Office on December 1, 2004 except as modified by these conditions.  This approval is for a maximum of six (6) residential lots. 


2.      Pursuant to Section 7-603 of the Fauquier County Zoning Ordinance, a landscape plan shall be submitted with the construction drawings for approval.


3.      The applicant agrees to reserve a fifty (50) foot wide right-of-way strip for a future/possible inter-parcel connection to PIN 6995-88-9395-000.  The final design of the inter-parcel connection will be worked out during the Final Construction Plan phase of development.


  1. Signage approved by VDOT and the County shall be located at the terminus of any temporary cul-de-sac identifying the planned inter-parcel connection.  The applicant is encouraged to seek out easements on adjoining properties for construction of the temporary cul-de-sac.  Also a note shall be placed on the Final Construction Plans, Final Plat, and Deed of Subdivision stating, “Breezy Knoll Drive” is planned as an inter-parcel connection.


5.      All necessary offsite easements for storm drainage shall be approved and recorded prior to Final Construction Plan approval.


  1. It appears that the limits of clearing and grading extend to PIN 6995-98-1762-000.  These easements shall be approved and recorded prior to Final Construction Plan approval.


  1. The existing fifty (50) foot ingress/egress easement shall be vacated prior to Final Plat approval, if the easement is going to be moved.


  1. Breezy Knoll Drive cannot be used as a street name.  Prior to Final Plat approval an appropriate street name not already duplicated within Fauquier County shall be used.


  1. All intersections shall meet the County intersection-landing requirement IL-1.


  1. Houses shall not be placed in swales.  The houses shall be placed above the 10-year water surface elevation of the swale. 


  1. All applicable wetlands permits shall be submitted with the first submission of the Final Construction Plans.  If wetlands do not exist, a statement from DEQ shall be required.


  1. Any area where grading is proposed to be steeper than 3:1 shall require some type of matting.  Where banks along the road are 3:1 or steeper, grading and maintenance easements shall be required.


  1. Road grades shall not exceed 10%.


  1. The County recommends that no below grade basements be constructed on soils with high water table due to wetness unless the foundation drainage system of the structure is designed by a licensed professional engineer to assure a dry basement and preclude wet yards and recirculation of pumped or collected water.  Where possible, all exterior foundation drainage systems shall be designed to gravity daylight without assistance from mechanical means.  All discharged water (mechanical or gravity) must be conveyed to the subdivision stormwater collection system and discharged through the stormwater management facilities.  Drainage easements, where necessary, shall be placed on the final plat.  A note that states “Basements are not recommended in mapping units 17B and 2A.  Basements in these mapping units are subject to flooding due to high seasonal water tables.  Sump systems may run continuously, leading to possible premature pump failure.”


  1. Evidence that there is adequate fire flow, as outlined by the Office of Emergency Services, shall be required with the first submission of the Final Construction Plan.  A water model showing existing conditions and assumptions shall be included.  However; if the fire flow waiver is granted with this Preliminary Plat application, the applicant shall demonstrate prior to Final Construction Plan approval that the water system could meet fire flow in the future


  1. If the existing pond is remain an engineer shall certify that the pond is structurally sound and will remain so with any additional flow and meet the minimum requirements of the SWM Ordinance.  If the pond is to be rebuilt all ponds and outfall structures shall be kept 25 feet from the property lines.  Trees, shrubs, and any other woody plants are not to be planted on the embankment or adjacent areas extending at least 25 feet beyond the embankment toe and abutment contacts.  This area is to be within a maintenance easement.  Tree save areas and landscaping shall not be in these areas.


  1. Verify with VDOT that the pond embankment meets VDOT’s requirements for embankments adjacent to roads.


  1. Frontage improvements, if required, shall be determined by VDOT.


19.  Structures designated as “Rain Gardens” shall use the design criteria for bioretention facilities as outlined in the Virginia Stormwater Management Handbook.


20.  A sight distance profile shall be provided demonstrating that the entrance meets the minimum sight distance requirements in accordance with the Minimum Standards of Entrances to State Highways dated December 3, 2003.  The profile shall indicate the posted and/or design speed used to calculate the sight distance.


21.  It is not clear if Breezy Knoll Drive is intended to become a public or private street.  If it is intended to be public, the plan shall indicate the street is dedicated for public street purposes. 


22.  The plan appears to be indicating that the existing wet pond is within the area of the road dedication.  The stormwater management ponds shall be constructed in accordance with the October 16, 2003 memorandum “Proposed Stormwater Management Facilities Adjacent to VDOT Right-of-way” from the Culpeper District Hydraulic Engineer.  A profile shall be provided demonstrating that the pond is in compliance.


  1. The right-of-way for Route 29 shall be dimensioned on the plan from the centerline or edge of pavement to the property line.  Route 29 is on the Fauquier County Comprehensive Plan as a rural freeway with a right-of-way between 212 feet and 300 feet.


24.  The distance to the nearest state road and the nearest crossover shall be shown along Route 29.


25.  The proposed road and driveway locations shall be shown.


26.  The existing entrances on Route 29 shall be removed and the lots should be accessed from Breezy Knoll Drive.


27.  All existing and proposed drainage structures shall be shown.


28.  The following shall be included in the typical section:  overall right-of-way width, label the shoulder and indicate material type, the road should be ¼ inch: 1 foot slope, pavement design should be an asphalt mix rather than prime and double seal, the depth of ditch should be 18 inches to accommodate a 15 inch pipe, and the ditch should be 3:1 minimum slope.


29.  A note shall be incorporated that the pavement design is for planning purposes only, and the final design shall be based on the Flexible Pavement Design Worksheet per the 2000 Pavement Design Guide and actual CBR values.  The pavement design shall be reviewed and approved by VDOT prior to construction.


30.  Provide a right turn lane with a minimum 150-foot taper and 100-foot deceleration lane.  A typical section shall be provided indicating the existing lanes and the proposed lane.


31.  Stationing along the centerline of Breezy Knoll Drive and along Route 29 shall be provided.


32.  Label all of the radii.


33.  There appears to be utility poles along Route 29 that will need to be relocated.  The plan shall be labeled to indicate which poles need to be relocated.


  1. Interpretive information from the Type I soil report for each mapping unit shown on the above Final Construction Plan shall be placed on the same sheet as the soil map.  Also a Symbols Legend shall be placed on the Final Construction Plan to identify spot symbols.


35.  This final soil map shall be filed in the Building Department to be used exclusively for obtaining soils information for this proposed subdivision.


  1. Two copies of this final soil map with CPSS signature shall be submitted to the Soil Scientist Office before Final Plat approval is made.


  1. The final signature sets shall require original CPSS signature. 


  1. The type of primary and reserve drainfield areas shall be stated for each lot.


  1. These statements under Home Sites and Road Construction shall be placed on the same sheet as the final soils map.


·        The County recommends that no below grade basements be constructed on soil mapping units 2A and 17B due to wetness unless the foundation drainage system of the structure is designed by a Virginia Licensed Professional Engineer. The foundation drainlines should be daylighted for gravity flow on all structures.




·        Roads built on any of the mapping units will need to be designed to overcome the low bearing capacity caused by the substratum of these soil types which are high in mica.


·        Due to the mica content of the soils in all of the mapping units, these soils are highly erosive.  The erosion and sedimentation plans need to consider more filtration practices as compared to sedimentation.  Special precaution will need to be addressed in stabilizing the cut-banks along the proposed road.


·        Foundations placed in soil mapping units that show a moderate, high, or very high shrink-swell potential in the most recent Interpretive Guide to the Soils of Fauquier County, Virginia will require a geotechnical evaluation in order to determine proper design.


 40.  A signature block shall be placed on this plat for the CPSS to sign which states:


Preliminary Soils Information Provided by Frazier Consultants (1"= 50') Dated September 2004.


This Virginia Certified Professional Soil Scientist has field reviewed and adjusted the preliminary soil information onto the final plat (1"=?') and certifies that this is the Best Available Soils Information to Date for Lots 1-?.



Va. Certified Professional Soil Scientist                            DATE

CPSS #3401-                





As depicted on the location map, the parcel is on the southeast side of Route 29/15 (Lee Highway) southwest of Snow Hill and Governor’s Ridge subdivisions, in Scott Magisterial District. 





Location Map






1.      Preliminary Plat

2.      Cul-de-sac Length Waiver Request

3.      Minimum Fire Flow Waiver Request

4.      Resolution